My partner and I are approaching an exchange on a property in Llandough and my mum and dad have transferred the exchange deposit to my property lawyer. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my lender. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The conveyancer is duty bound to check with lender to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
My uncle passed away last year and as sole heir and executor I was left the property in Llandough. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Where you plan to refinance then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Llandough and how can you help?
The particular law that you refer to provides a safeguard to business leaseholders, giving them the right to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Llandough is one of the many locations in which our lawyers are based
My husband and I are new on the property ladder - had an offer accepted, yet the estate agent informed us that the seller will only proceed if we instruct their preferred conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Llandough
We suspect that the owner is not behind this ultimatum. If they want ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Llandough conveyancing lawyers - not the ones that will earn their negotiator at the agency a kickback or hit his conveyancing thresholds set by corporate headquarters.
My husband and I may need to let out our Llandough ground floor flat for a while due to a new job. We instructed a Llandough conveyancing firm in 2001 but they have closed and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
A small minority of properties in Llandough do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I bought a 1st floor flat in Llandough, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Llandough with an extended lease are worth £176,000. The ground rent is £50 per annum. The lease runs out on 21st October 2105
With 80 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.